Type

Units

Min Area

Price Range

2 BR

958 sqft

S$1.7M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$346K on this acquisition.
Located 3 min (230 m) from DT4 Hume MRT Station.

Price Trends & Rental Yield

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Hume Park II: Tranquil Living in Central Bukit Timah

Hume Park II stands as a well-established residential enclave nestled along the serene Hume Avenue in Singapore's Bukit Timah district. This mature condominium development offers homebuyers and investors a compelling proposition: the combined appeal of lush neighbourhood character and seamless urban connectivity. Located just 230 metres from Hume MRT Station on the Downtown Line (DT4), residents enjoy effortless access to the broader city without sacrificing the calm, tree-lined ambiance that defines this corner of the Central Region.

The development comprises thoughtfully laid out residential units designed to maximise comfort and practicality. Available configurations include spacious 2-bedroom residences spanning approximately 958 square feet, providing ample room for couples, small families, and individual occupiers seeking a well-proportioned home. Interior planning reflects an understanding of contemporary living needs, with careful attention to natural light, functional flow, and smart use of space. The price positioning from S$1.73 million reflects the area's prestige and the security of a long-established, well-maintained community.

Strategic Location and Connectivity

Hume Avenue has long been recognised as one of Singapore's most desirable residential addresses, and Hume Park II's positioning reinforces this reputation. The proximity to Hume MRT Station—reachable in under three minutes on foot—transforms the property into a hub for commuters heading towards the CBD, Marina Bay, or any destination on the Downtown Line. This connectivity elevates the development's appeal far beyond local Bukit Timah residents; working professionals across multiple sectors find the location particularly attractive for its time-efficient transport links.

Beyond rail connectivity, the neighbourhood boasts excellent road access via Hume Avenue itself and nearby arterial routes. The proximity to Upper Bukit Timah neighbourhood also means residents are never far from shopping, dining, and leisure amenities. Hillview MRT Station lies within walking distance as an alternative transport node, further enhancing multimodal mobility. For families with school-going children, White Lodge Upper Bukit Timah and Bukit Panjang Methodist Church Kindergarten are both conveniently located, simplifying the school run and daily logistics.

Neighbourhood Character and Amenity Access

The Bukit Timah district is celebrated for its verdant landscape and proximity to nature. Residents of Hume Park II benefit from an environment where tree cover, open green spaces, and a notably lower density of high-rise development create a retreat-like living experience. This environmental quality differentiates the area from more intensely built-up zones and contributes meaningfully to resident wellbeing and property resilience. The neighbourhood supports a mature, established community with stable demand across the buyer spectrum.

Daily amenities cluster within convenient radius: supermarkets, pharmacies, dining establishments ranging from casual to fine dining, and leisure facilities dot the Hume Avenue and Upper Bukit Timah corridors. Young professionals appreciate the proximity to technology parks and corporate hubs; families value the safety, schooling options, and recreational grounds; and investors recognise the stable, diversified demand base this demographic mix sustains. The development itself typically offers condominium-standard facilities including landscaped grounds, security infrastructure, and common areas that foster a sense of community.

Investment and Occupancy Perspective

From an investment standpoint, Hume Park II occupies a sweet spot in Singapore's residential market. The Bukit Timah precinct has demonstrated consistent capital appreciation over multiple property cycles, supported by limited new supply in premium locations, strong rental demand from expatriate and local professional cohorts, and the district's enduring cachet. Properties in this locale typically command strong rental yields, with 2-bedroom units attracting tenants willing to pay premium rents for the combination of location prestige and convenient MRT access.

First-time buyers upgrading from HDB or smaller units often find Hume Park II appealing because the entry price point, while significant, remains accessible to dual-income households and reflects genuine value relative to comparable Bukit Timah offerings. Investors evaluating rental returns should factor in the development's maturity—a hallmark of stability and consistent demand—as well as the diversity of tenant profiles drawn to the area. Second-property buyers considering this development should be aware of the Additional Buyer's Stamp Duty (ABSD) regime, which imposes a 20% stamp duty surcharge on the purchase price for Singapore Citizens acquiring a second residential property; this materially affects entry costs and requires careful financial planning.

Market Position and Competitive Context

Within the broader Bukit Timah and Upper Bukit Timah market, Hume Park II competes on the strength of location, MRT proximity, and established community reputation rather than cutting-edge architecture or luxury positioning. This focus on fundamentals—transport, schools, greenery, stability—resonates with buyer cohorts prioritising long-term capital preservation and consistent occupancy or rental income over speculative upside. Newer developments in adjacent precincts may offer contemporary finishes or advanced smart-home features, yet they often lack the maturity, MRT adjacency, and neighbourhood track record that Hume Park II offers.

The development appeals to a broad spectrum: young upgraders stepping into the private residential market, established families seeking a permanent base in a well-regarded suburb, expatriate professionals drawn to the Bukit Timah mystique and convenient transport links, and property investors seeking stable rental pools with predictable demand. This diverse appeal underpins the development's resilience across market cycles and its attractiveness to both owner-occupiers and buy-to-let investors.

Financing and Affordability Considerations

Prospective buyers should factor Total Debt Servicing Ratio (TDSR) requirements into their financial planning. At typical price points in this development, bank financing of 75–80% is commonly available to qualified borrowers, meaning buyers must have savings for a 20–25% down payment plus stamp duties and professional fees. For a S$1.73 million purchase, this translates to approximately S$346,000–S$432,500 in upfront capital requirements, excluding ABSD for second-property buyers. TDSR ceilings typically allow debt servicing up to 60% of gross monthly household income, so a household earning S$15,000 monthly could comfortably service approximately S$900,000 in housing debt; this generally provides sufficient headroom for properties in Hume Park II's price range for professional, dual-income households.

Stamp duty on purchase contracts, solicitor fees, and survey costs typically amount to 3–5% of the purchase price. Second-property buyers must additionally budget 20% ABSD, a material consideration that can add S$346,000+ to the effective cost of entry at Hume Park II's current price levels. First-time buyers purchasing a leasehold residential property are exempt from ABSD, a meaningful advantage that warrants exploration during initial financial feasibility assessments.

Long-term Outlook and District Supply

The Bukit Timah and Upper Bukit Timah precincts are substantially built-out, meaning significant new apartment supply is unlikely in the near term. This supply constraint historically supports steady capital appreciation for existing developments and protects owner-occupiers and investors alike from oversupply-driven rental compression or value erosion. Future district developments may cluster around precinct-edge locations rather than established residential heartlands, further insulating mature enclaves like Hume Park II from direct competitive pressure.

Lease tenure considerations apply if the property is leasehold; whilst Singapore's residential leasehold market demonstrates strong demand for well-located properties even with 70–80 years remaining on the lease, properties with leasehold tenures under 60 years may face refinancing and resale headwinds. Prospective buyers should clarify the exact lease tenure and factor any lease decay into long-term financial projections, particularly relevant for investors targeting 10+ year holding periods.

Conclusion

Hume Park II represents a mature, well-positioned residential investment in one of Singapore's most coveted addresses. The combination of MRT adjacency, established neighbourhood amenity, greenery, strong school options, and proven rental demand creates a compelling proposition for multiple buyer profiles. Whether acquiring as a primary residence, an upgrader's nest, or a rental investment, the development's fundamentals—location, connectivity, community maturity, and district supply constraints—position it as a resilient holding in Singapore's residential property landscape.

Frequently Asked Questions

What rental yield can an investor typically expect from a 2-bedroom unit at Hume Park II?

Hume Park II properties generally achieve rental yields in the region of 2.5–3.5% per annum, depending on exact location within the development, unit condition, and prevailing market rental rates. The strong tenant demand from expatriate professionals and established families in the Bukit Timah area underpins stable occupancy rates and rental resilience during market softness. A 2-bedroom unit priced at S$1.73 million would typically generate monthly rental income of approximately S$3,600–S$5,100, translating to annual yields of S$43,200–S$61,200 before mortgage, maintenance, and tax considerations. Investors must factor in property tax (typically 4–6% of annual rental income in the Bukit Timah area), maintenance fees, agent commissions, and potential vacancy periods when forecasting net returns.

How does the price per square foot at Hume Park II compare to recent Bukit Timah transactions?

Hume Park II units at approximately S$1.73 million for 958 square feet equate to roughly S$1,808 per square foot, positioning the development competitively within the broader Bukit Timah mature condominium segment. Recent transaction data for comparable 2-bedroom units in established Hume Avenue and Upper Bukit Timah properties has ranged from S$1,700–S$1,950 per square foot depending on floor level, unit layout, and amenity positioning. Hume Park II's pricing reflects the development's maturity, stable community reputation, and proximity to Hume MRT; whilst newer or more recently renovated developments elsewhere in Bukit Timah may command premiums up to S$2,100+ per square foot, they often trade on finishes and newness rather than location and transport fundamentals. Investors comparing options should evaluate price per square foot alongside transport accessibility, school proximity, and rental demand demographics to assess true value.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-property purchase at Hume Park II?

Singapore Citizens purchasing a second residential property incur ABSD at the current rate of 20% on the purchase price, applied on top of standard Buyer's Stamp Duty. For a S$1.73 million Hume Park II unit, ABSD would total approximately S$346,000, materially increasing the effective cost of acquisition. This 20% surcharge means that a second-property buyer must budget total stamp duties of roughly 20–21% of the purchase price (combining ABSD and standard Buyer's Stamp Duty), whereas a first-time buyer purchasing a leasehold residential property is exempt from ABSD and pays only standard Buyer's Stamp Duty of 1–4%. Second-property investors should conduct detailed financial modelling to ensure net rental yields, capital appreciation expectations, and financing headroom justify the substantial ABSD outlay; many investors find that the ABSD burden renders Hume Park II less attractive than alternative investment strategies, such as acquiring commercial property or investing in pre-launch or new launch developments with different ABSD treatment.

How does lease tenure and lease decay risk affect resale value and financing options at Hume Park II?

Lease tenure directly influences resale value, refinancing eligibility, and long-term holding viability at Hume Park II. If the property is leasehold, buyers must clarify whether remaining tenure is above or below the 80-year threshold that financial institutions typically prefer for mortgage lending; properties with less than 60 years remaining may encounter refinancing difficulties and gradual value compression as they approach the lease expiry boundary. Singapore's property market demonstrates that leasehold units with 99-year tenure experience healthy secondary market demand up until approximately 60 years remaining, at which point buyer pools narrow and resale values deteriorate. For investors targeting 15+ year holding periods, lease tenure below 80 years may prove problematic; conversely, Freehold properties or 999-year leases at Hume Park II face no such decay risk and typically command modest premiums. Prospective buyers should obtain a detailed lease tenure statement and factor potential resale headwinds into long-term financial projections, particularly if planning to hold the property into later lease stages.

How does Hume MRT Station proximity affect demand and capital appreciation at Hume Park II?

Hume MRT Station (DT4), located just 230 metres or three minutes' walk from Hume Park II, significantly enhances both rental demand and capital appreciation trajectory. Properties within 400 metres of MRT stations consistently command 10–15% premiums over comparable properties lacking such proximity, reflecting tenant and buyer willingness to pay for convenient transport access. The Downtown Line (DT4) connectivity links Hume directly to CBD, Marina Bay, and eastern Singapore, making the development attractive to working professionals across banking, technology, and professional services sectors. This transport-enabled tenant demand base has historically supported stable, above-average rental occupancy rates and resilience during market downturns, as tenants prioritise MRT access for commuting efficiency. Capital appreciation at MRT-proximate properties also typically outpaces non-MRT locations over longer holding periods (7+ years), driven by sustained demand premiums and limited new supply of similarly positioned units. Investors evaluating Hume Park II should view MRT proximity as a material demand and appreciation driver, justifying the development's premium positioning relative to more distant Bukit Timah alternatives.

Which buyer profiles are best suited to Hume Park II, and why?

Hume Park II appeals to several distinct buyer cohorts, each deriving different value from the property. First-time upgraders moving from HDB or smaller private units find the 2-bedroom layout and S$1.73 million+ price point accessible via dual incomes and parental co-borrowing; they value the mature, stable community and proximity to schools. Established families upgrading from smaller units appreciate the balance of greenery, school access, and MRT connectivity without the ultra-premium positioning of luxury developments elsewhere in Bukit Timah. Expatriate professionals, particularly those relocating to Singapore on multi-year assignments, view Hume Park II highly for the combination of prestige address, convenient commute, and established infrastructure. Buy-to-let investors targeting 3–5% rental yields and capital appreciation focus on Hume Park II's demand resilience, stable rental pool, and supply-constrained district; the development's maturity also appeals to conservative investors prioritising capital preservation over speculative upside. High-net-worth buyers rarely pursue Hume Park II as a primary residence (preferring bespoke landed property or ultra-luxury condominiums elsewhere), but may acquire as portfolio additions or generational wealth holdings due to the location's established prestige and stability. Each profile should evaluate Hume Park II against personal priorities: upgraders focus on family suitability, investors focus on rental yield and lease tenure, expatriates focus on convenience and MRT access.

What TDSR and financing headroom considerations apply at typical Hume Park II price points?

At the S$1.73 million price point typical for Hume Park II 2-bedroom units, buyers can generally access financing of 75–80% via major financial institutions, requiring down payments (including ABSD for second-property buyers) of 20–25% plus 3–5% for ancillary costs. Total Debt Servicing Ratio (TDSR) regulations cap total monthly debt servicing at 60% of gross monthly household income; for a S$1.73 million property with 80% financing (S$1.384 million) over a 25-year mortgage at prevailing interest rates (approximately 4–4.5%), monthly debt service approaches S$7,000–S$7,500. This requires household income of approximately S$11,600–S$12,500 monthly to remain comfortably within TDSR limits, leaving headroom for other commitments such as car loans or credit card debt. Dual-income professional households earning S$15,000+ monthly typically have ample TDSR headroom and can comfortably afford Hume Park II properties, whereas single-income households or those with existing debt obligations should carefully model TDSR before committing. First-time buyers benefit from ABSD exemption, meaningfully improving financing headroom compared to second-property investors facing the 20% ABSD surcharge.

How does Hume Park II compete with nearby alternative developments in Upper Bukit Timah and Hillview?

Hume Park II's main competitive set includes other mature condominium developments along Hume Avenue and Upper Bukit Timah, as well as newer or recently renovated projects in the broader Bukit Timah corridor and Hillview areas. Hume Park II's key competitive strengths are its established reputation, proximity to Hume MRT (versus Hillview alternatives requiring 10+ minute walks), and stable community maturity attracting multi-generational owner-occupier and tenant demographics. Newer Upper Bukit Timah developments may offer contemporary finishes, smarter building systems, and modern club facilities; these command 5–15% price premiums but may appeal primarily to buyers prioritising newness over location fundamentals. Hillview-area developments trade on lower entry prices (10–20% below Hume Park II) but face greater transport inconvenience and weaker rental tenant demand from expatriate professionals. Compared to luxury developments elsewhere in Bukit Timah, Hume Park II offers significantly lower entry prices (30–50% discounts) but lacks prestige branding, heritage positioning, or bespoke finishes. Buyers evaluating Hume Park II should compare against other mature, MRT-proximate Bukit Timah properties rather than luxury outliers, and should prioritise transport proximity and rental demand over architectural newness.

What unit stack or floor level represents the best value at Hume Park II?

Within Hume Park II, value optimisation typically involves trading off view, light, and prestige against price. Lower floors (levels 2–5) offer pedestrian and direct street connection benefits, attracting families with young children and buyers valuing accessibility; these typically command modest 1–2% discounts relative to mid-stack units. Mid-stack units (levels 6–15) represent the sweet spot for most buyers and investors, offering excellent light and views without the 8–12% premiums that higher floors command; rental demand for mid-stack units remains strong across professional tenant demographics. Higher floors (levels 16+, if the building extends that far) appeal to buyers prioritising panoramic views and prestige, commanding premiums of 8–15% per floor level above mid-stack; however, rental tenants generally do not distinguish meaningfully between mid and high floors, making premium pricing a personal lifestyle choice rather than an investment advantage. Corner units and units with enhanced light or views command modest premiums (3–7%) justified by occupancy appeal but often represent poor value for investors prioritising rental yield. For value-optimisation, investors and buy-to-let buyers should target mid-stack units on the quieter aspects of the building, avoiding premium-priced corner or top-floor units unless planning owner-occupation.

What future supply pipeline in Bukit Timah and neighbouring districts could impact Hume Park II's resale demand?

The Bukit Timah and Upper Bukit Timah precincts are substantially built-out with limited vacant land remaining for significant new residential development. Urban redevelopment sites exist but are predominantly occupied by low-density landed property that developers typically retain; major new condominium supply in the Hume Avenue corridor itself is highly unlikely over the next 5–10 years. However, adjacent precincts such as Hillview, Ulu Pandan, and the Farrer Road area may see incremental new supply; these projects, if they materialise, would likely trade on lower price points (10–20% discounts) and newer finishes, potentially drawing price-sensitive upgraders away from established developments like Hume Park II. The broader Central Region supply pipeline, particularly in Newton, River Valley, and Tanglin, includes several new launches and en-bloc redevelopment sites that could attract premium buyers willing to pay for contemporary positioning; this may slightly soften demand at Hume Park II's price tier among cutting-edge-focused buyers. Conversely, supply constraints in the immediate Hume Avenue precinct support the development's medium-to-long-term value resilience for owner-occupiers and conservative investors. Buyers should monitor Government Land Sales (GLS) announcements and urban planning updates to assess whether incremental supply in adjacent districts poses material demand risk; most market analysis suggests limited new supply of directly comparable Hume Park II alternatives, supporting stable rental demand and capital preservation.

Condominium At 29 Hume Avenue — From S$1.7M